Simple, flat pricing from first bid to closeout.
Pick the pieces you need. Every plan is a flat annual price with unlimited users. We never meter your usage and never send a surprise invoice.
Buy one, two, or all three.
They work alone and they work together.
Preconstruction
Evaluate every new project before construction: bids, estimates, and design checks.
- Full document processing for every new project: specs, drawings, contracts, addenda
- Unlimited Q&A and analysis across your documents
- A screening design review included with every project
- Full design reviews for the projects you shortlist, $1,000 each
Construction
A license per active project, priced by project value. No subscription required.
- Submittal management with pooled AI submittal reviews
- RFIs, drawing revisions, and project agents
- 100 AI reviews included per $50M of project value, shared across projects
- Add Preconstruction and every license drops 20%
Program
CM firms, owner's reps, engineers of record, and task-order contractors running many engagements at once.
- Company-wide platform base, unlimited users
- Engagement processing committed annually, priced by document-set size
- AI submittal reviews in committed blocks, from $10 each
- Rates locked for the term; growth added in pre-priced steps
A worked example.
A typical contractor subscribes to Preconstruction for the year's bids, then licenses each project they win at the discounted rate. Here: a contractor on the Team plan wins an $8M project and an $80M project.
Not ready for an annual plan? Pay as you go, from $50.
Upload real documents, run real reviews, no subscription and no sales call. Prepaid credits, flat per-action rates, and nothing is ever charged without you. Credits from your last 90 days count toward your first annual plan.
Everything marked ✓ is in the flat price.
Nothing is metered.
| Capability | Preconstruction | Construction | Program |
|---|---|---|---|
| Platform | |||
| Users | Unlimited | Unlimited | Unlimited |
| Draft & stored projectsA project only counts when document processing begins | Free | Free | Free |
| Ask the project: Q&A across every document | ✓ | ✓ | ✓ |
| Semantic search across specs, drawings, and records | ✓ | ✓ | ✓ |
| Agent memorySpecset learns your standards and preferences over time | ✓ | ✓ | ✓ |
| Artifact libraryEvery AI output saved, shareable, and exportable | ✓ | ✓ | ✓ |
| Mobile app | ✓ | ✓ | ✓ |
| Document intelligence | |||
| Specs, drawings, contracts, addenda | ✓ | ✓ | ✓ |
| Automatic spec conformingSpecial provisions and addenda merged onto standard specs | ✓ | ✓ | ✓ |
| Plan set comparisonEvery change between two drawing versions, including changes no one clouded | — | ✓ | ✓ |
| Submittal log extractionBuild the submittal register straight from the specs | ✓ | ✓ | ✓ |
| Design & bid review | |||
| Bid opportunity screeningScore incoming invitations against your go / no-go criteria | ✓ | — | — |
| Screening design reviewGaps, coordination risks, high-risk trades | Every project | — | Every engagement |
| Full design reviewsDeep specification and drawing analysis, $1,000 each or 5 for $4,000 | Add-on | — | By agreement |
| Issue verificationEvery finding independently checked before it reaches your queue | ✓ | — | ✓ |
| Contract reviewRisk flags on unfavorable clauses, payment, schedule, and closeout terms | ✓ | ✓ | ✓ |
| Estimating & AI takeoffQuantities pulled from the sheet set; exports to Excel and proposal PDF | ✓ | — | — |
| Construction workflows | |||
| Submittal managementRouting, approvers, stamps, cover sheets, marked-up PDFs | — | ✓ | ✓ |
| AI submittal reviews | — | 100 per $50M, pooled | Committed blocks |
| RFI management & response verificationEvery answer checked against the latest drawings and specs | — | ✓ | ✓ |
| Schedule & lookaheadCritical path, float, baseline variance, crew lookahead | — | ✓ | ✓ |
| Conduit & wire schedulesFeeder schedules extracted from risers to fabrication-ready Excel | — | ✓ | ✓ |
| Closeout recordsO&M packages, warranties, and asset data built as you go | — | ✓ | ✓ |
| Documents you create | |||
| Fill your Word & Excel templatesSafety plans, proposals, forms: any template you already use | ✓ | ✓ | ✓ |
| Document draftingReports, exhibits, and summaries; exports to PDF and Word | ✓ | ✓ | ✓ |
| Tables & spreadsheetsBuilt from project data; exports to Excel | ✓ | ✓ | ✓ |
| Project scanExhaustively extract any list or log from every document | ✓ | ✓ | ✓ |
| Custom skillsTeach Specset your own checklists and workflows | ✓ | ✓ | ✓ |
| Enterprise & security | |||
| Single sign-onMicrosoft Entra ID with enforced sign-in and onboarding policies | ✓ | ✓ | ✓ |
| Roles & permissionsOrg and project-level access control | ✓ | ✓ | ✓ |
| Database-level tenant isolation | ✓ | ✓ | ✓ |
| Procore & Autodesk Construction Cloud syncProjects, documents, submittals, and RFIs, both directions | — | ✓ | ✓ |
| Connect your AI toolsClaude, ChatGPT, and a full CLI against your project record | ✓ | ✓ | ✓ |
| Whitelabel brandingYour logo, colors, and domain | — | — | Available |
| SOC 2 Type IIDetails at trust.specset.com | ✓ | ✓ | ✓ |
No hidden math.
These are the numbers your quote is built from.
Preconstruction plans
| Plan | Annual price | New projects / yr |
|---|---|---|
| Starter | $6,000 | 15 |
| Team | $15,000 | 50 |
| Portfolio | $36,000 | 150 |
Construction licenses
| Expected project value | Construction only | With Preconstruction | AI reviews |
|---|---|---|---|
| Up to $50M | $5,000 | $4,000 | 100 |
| $50M–$100M | $10,000 | $8,000 | 200 |
| $100M–$200M | $20,000 | $16,000 | 400 |
| Each additional $50M | +$5,000 | +$4,000 | +100 |
Program components
| Component | Sized by | Price |
|---|---|---|
| Program base | Firm scale, unlimited users | from $24,000 / yr |
| Engagement processing | Document-set size | $40–$350 each |
| AI submittal reviews | Committed annual blocks | from $10 each |
Design review add-ons
| Item | Price |
|---|---|
| One full design review | $1,000 |
| Five full design reviews | $4,000 |
What teams ask about pricing.
01What counts as a project?
A project counts against your plan only when document processing begins. Creating a project, storing files, or keeping records is always free. Draft, lost, and archived projects never count.
02Can we buy Construction without Preconstruction?
Yes. Construction licenses stand alone at $5,000 per $50M. A Preconstruction subscription simply drops every license to $4,000 per $50M (20% off). At six or more $50M increments of licensed work, the subscription pays for itself.
03Do you charge per user?
Never. Every plan includes unlimited users: your whole team and your partners. We price the work, not the people.
04What happens if we go over our allowance?
Nothing automatic, ever. We'll let you know as you approach your capacity, give you room to finish what you're doing, and agree on a right-sized step together. There is no metered billing and no surprise invoice.
05How are AI submittal reviews counted?
Reviews are pooled across all your licensed projects, so no project strands its capacity. A materially new revision counts as a new review; a failure or retry on our side never does. Manual submittal management is unlimited.
06Is implementation included?
Standard onboarding is included with every plan. White-glove implementation, SSO configuration, data migration, custom integrations, and back-office automation or customization are available as separately scoped services.
07What about very large document sets or projects?
Construction pricing continues at the same per-$50M rate at any project size, past $1B. Exceptionally large document packages (over about 1,000 drawing sheets) are scoped and agreed before processing begins, never billed retroactively.
Price your program in two minutes.
Answer a few questions you already know the answers to, and see your flat annual quote.
Allowances reset annually. A counted project covers one standard bid package: specifications, drawings, contract documents, and addenda. Implementation and enterprise services beyond standard onboarding are quoted separately. Pricing is subject to final scope and agreement; rates lock for your term. Specset never applies automatic usage overages.